All of that will have to be recorded and executed properly so there is no commingling of funds, which is one of the surest ways to pierce an LLC.

@Joe SplitrockOn my recommendation we would request a personal guarantee so the tenant felt their feet where to the fire so to speak, but never was there an intention to execute on enforcing the guarantee.

I am getting hard money to buy it and plan on then refi-ing in 6 months, how do I use the calculator properly to reflect the hard money and then the refi to analyze the deal?

I've seen first hand more than enough times couples breaking up and having to move, so I think your Girlfriend is smart to want to have the formalities in place.Since you are just starting out you might want to consider purchasing right now just as is, then having your attorney walk you through the proper way to take title of the property and form the partnership as soon as you close. 

The courts and advocacy groups would have gotten them a restraining order asap with proper evidence.

I've done a lot of home remodeling the past few years, so I'm pretty clued into what needs to go into a home to properly renovate/rehab it.  

-Where do I obtain the proper contracts required?

I'm in the Seattle area, too, and I agree with some other local investors that finding cash flowing deals in Seattle proper is very hard right because it's such a high priced seller's market right now.

More specifically, I'm trying to see if I can properly leverage a new Coverdell ESA IRA for each of my 3 children ($6000 per year) and use a 100% return as distributions for a private school within the next 4 years.BTW, Thanks again for the explanations!

Any ideas on a good way to make this function properly?